3-Car Garage Homes

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Have any of you lived with a central vac?  I always wondered the benefits when some of the vacs are super thin and light these days.
 
rkp said:
Have any of you lived with a central vac?  I always wondered the benefits when some of the vacs are super thin and light these days.
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Yes.  It worked great.  I believe it still does for the current owners, ~30 years later.
 
It's all about suction. Show me a lightweight upright that can pull its weight because I've yet to find one and it's been too many years. (I have not tried Dyson.) For wood floors or very low pile carpet, the suction may be sufficient, but not for anything substantial.  When we say "lightweight", we're talking 11 lbs, right? That's still heavier than a hose and nozzle.
 
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SoCal78 said:
It's all about suction. Show me a lightweight upright that can pull its weight because I've yet to find one and it's been too many years. (I have not tried Dyson.) For wood floors or very low pile carpet, the suction may be sufficient, but not for anything substantial.  When we say "lightweight", we're talking 11 lbs, right? That's still heavier than a hose and nozzle.
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I have the Dyson Animal (ball) upright and although it has MASSIVE sucking power it is still cumbersome to use on the stairs.  It is relatively light compared to other 12 amp units and the ball does make it more nimble on floors than a regular upright.
 
I tripped over when stepping down the curly stairs.  ... Talk about bad Feng-sui.

The seller told me that her carpet is never changed and proudly still white since 1995.. That was when she asked for ~1.2m. Gee..
 
I too visited that house.
The front yard looked nice. I did not see anything inside justifying the WTF sale price.
As Ps said there must be something to do with the proximity of 99 Ranch market or some kind of devotion to Santa Rida.
 
irvinehomeowner said:
I thought the bubble popped?

This Westpark II home just sold for $1.018m:
http://www.redfin.com/CA/Irvine/17-Santa-Rida-92606/home/4626542

Not even close to 40% off peak prices... in fact, this is probably closer to its peak price. Grrr... must be that 3CWG premium.
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That seller paid too much.  I got one of my buyers into contract on a 3CWG home in Westpark II at about 10% below the price per SF on Santa Rida. 
 
USCTrojanCPA said:
That seller paid too much.  I got one of my buyers into contract on a 3CWG home in Westpark II at about 10% below the price per SF on Santa Rida. 
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Even at $900k... that's still the prevalent pricing during the peak.

$800k is only an 11% drop.

For the 40% drop that was predicted... these homes should be selling for $600k. Does anyone see this happening any time within the next 5 years?
 
irvinehomeowner said:
USCTrojanCPA said:
That seller paid too much.  I got one of my buyers into contract on a 3CWG home in Westpark II at about 10% below the price per SF on Santa Rida. 
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Even at $900k... that's still the prevalent pricing during the peak.

$800k is only an 11% drop.

For the 40% drop that was predicted... these homes should be selling for $600k. Does anyone see this happening any time within the next 5 years?
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Depends on the size of the home, location, and condition.  I've seen short sales close around $300/sf and I remember those WP II homes selling for over $400/sf+ at the peak.  My buyer got a low $300s/sf price on a standard sale.  I'd say the drop on average is around 20% from the peak for WP II homes.
 
I think you're hitting me with some realtor-ese there.

Your numbers might be a little off because I don't recall many 3CWG homes in WPII closing for $300/sf... I've seen one REO/foreclosure in the Montage/Vintage tracts but not many more low closings to match your 20% drop claim (there are few detailed in this thread that are higher than $300/sf). I need to look up some sales to verify what you are saying.

Even at 20% off... isn't that still high? What's the IndieDev fundamental valuation for these homes?
 
irvinehomeowner said:
I think you're hitting me with some realtor-ese there.

Your numbers might be a little off because I don't recall many 3CWG homes in WPII closing for $300/sf... I've seen one REO/foreclosure in the Montage/Vintage tracts but not many more low closings to match your 20% drop claim (there are few detailed in this thread that are higher than $300/sf). I need to look up some sales to verify what you are saying.

Even at 20% off... isn't that still high? What's the IndieDev fundamental valuation for these homes?
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If one of those homes sold for $425/sf at the peak (which isn't a stretch) that would put a 20% drop at $340/sf which is kinda where the market is today.  All depends on which homes you compare....I'm just using averages of price per SF.
 
irvinehomeowner said:
Another Oak Creek one for under $800k (they dropped their price last week):

3br/2.5ba, 2433sf, $789khttp://www.redfin.com/CA/Irvine/38-Pheasant-Crk-92618/home/4746513

The listing says 4br but it's a loft that the seller said can be turned into a room. It's on a corner, farther from the freeway... the backyard is small but the 3-car wide driveway can hold a half-court basketball game. We like it but no downstairs BR, lots of pets and not many updates.
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It closed for $760k... that's probably the lowest 3CWG in Oak Creek so far.

We really liked that house... but not an exact fit.
 
irvinehomeowner said:
irvinehomeowner said:
Another Oak Creek one for under $800k (they dropped their price last week):

3br/2.5ba, 2433sf, $789khttp://www.redfin.com/CA/Irvine/38-Pheasant-Crk-92618/home/4746513

The listing says 4br but it's a loft that the seller said can be turned into a room. It's on a corner, farther from the freeway... the backyard is small but the 3-car wide driveway can hold a half-court basketball game. We like it but no downstairs BR, lots of pets and not many updates.
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It closed for $760k... that's probably the lowest 3CWG in Oak Creek so far.

We really liked that house... but not an exact fit.
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Yeah, that's one of the better floor plans.  Wrong side of Alton for you?
 
I don't mind that side of Alton (closer to the Elem) and that corner lot was good... but it was off a through street instead of a cul-de-sac.

Mostly it was missing the downstairs BR plus there were some things we would have to do (replace flooring, countertops, add 2nd sink to upstairs hall bathroom, add a sink to the laundry... etc). We had a feeling it would close at mid $700k so we can wait until something more to our liking comes up.
 
Couple more 3-car garage homes hitting the market at low $/sqft prices:

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Asking $1.014M for 5 bed, 5.5 bath, 3900sqft in Northwood II (REO property)
$260/sqfthttp://www.redfin.com/CA/Irvine/29-Antique-Rose-92620/home/5931012

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Asking $849K for 4 bed, 2.5 bath, 3200sqft in West Irvine--Sheridan tract (Standard Sale)
$266/sqfthttp://www.redfin.com/CA/Irvine/8-Kirkland-92602/home/5757415
 
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